Under embargo for 00:01 hours, Monday 16th May

Under embargo for 00:01 hours, Monday 16th May 2016
Buy-to-let feast leaves higher prices for first-time buyers
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Modest May rise of 0.4% (+£1,118) in price of property coming to market in the last month masks nasty spring
surprise for first-time buyers
An 80% uplift in March transaction numbers1 has left behind a property drought and price surge:
- 6.2% (+£11,298) monthly jump in price of typical first-time buyer properties
- Strong demand continues in this sector despite withdrawal of many investors following introduction of
higher stamp duty taxes, yet new-to-the-market supply is down 1.5% year-on-year
First-time buyer regional hotspots led by Croydon, Dartford and Luton, all with annual surges of over 18%
National average asking prices
Month
Avg. asking price
Monthly change
Annual change
Index
May 2016
£308,151
+0.4%
+7.8%
253.7
April 2016
£307,033
+1.3%
+7.3%
252.8
National average asking prices by market sector (excluding Inner London)
Sector
May 2016
April 2016
Monthly change
Annual change
First-time buyers
£194,224
£182,926
+6.2%
+11.4%
Second-steppers
£256,993
£257,871
-0.3%
+8.1%
Top of the ladder
£556,604
£546,232
+1.9%
+7.8%
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Overview
It was speculated that the investor activity drop-off after the April 1st stamp duty deadline would act as a brake on
prices at the lower end of the market. However, intense investor activity – with March transaction numbers up a
massive 80% on last year – has exacerbated the property drought in this sector and is now causing upwards price
pressure. The modest overall 0.4% rise (+£1,118) in the price of property coming to market in the last four weeks, to a
new record of £308,151, masks a price surge of 6.2% (+£11,298) in the lower-end sector (properties of two bedrooms
or fewer excluding Inner London).
Miles Shipside, Rightmove director and housing market analyst comments: “If you were expecting a long period of price
doldrums at the lower end of the market following the mass exit of the buy-to-let brigade, this month’s 6.2% price rise
will come as a big surprise. Properties at the lower end of the market were the most common target for the investor
community, and the immediate aftermath of the tax deadline saw new seller asking prices drop in this sector for just
one month. The 1.4% fall reported in April’s index appears to have been a very short-lived knee-jerk, with an average
price surge of £11,298 this month for properties coming to market with two bedrooms or fewer. It remains to be seen
if these prices can be achieved and there may be some over pricing in the market; it is also a reflection of better quality
property coming to market in this sector which is now targeting owner-occupiers rather than landlords.”
In the period between the November announcement of a stamp duty rise and its implementation at the end of March,
the price of property coming to market in this first-time buyer/investor sector increased by 3.0%. In just four weeks it
has now risen by 6.2%, the highest monthly rise recorded for this sector since February 2012. Demand for typical entrylevel property remains high, with searches on Rightmove specifying two bedrooms or fewer being up by 47% this April
compared to April 2015 in spite of waning investor interest. In contrast, fresh supply for this sector is down by 1.5% in
the last four weeks compared to the same period a year ago. While the price of a first home is accelerating, motivation
to get on to the housing ladder is buoyed by the increasing cost of renting, better availability of mortgage products,
and deposits gifted by family.
Shipside adds: “Buy-to-let investors have had a bricks and mortar feast between the Chancellor’s announcement in
November and the tax deadline at the end of March, and the result is a famine of suitable property and higher prices.
First-time buyers are still eager to secure some of the very limited suitable supply in many parts of the country. Estate
agents have perhaps been focused on getting investor sales through to completion before the tax hike, and some may
have been surprised by the continuing momentum and scarcity of stock to meet ongoing demand. The net effect is eyewatering increases in asking prices in some towns, and is further stretching first-time buyers’ affordability even though
they are competing against fewer buy-to-let investors in the market.”
Regional first-time buyer hotspots
The biggest increase in the price of property coming to market compared to a year ago in the typical first-time buyer
sector is in Croydon in Greater London, up by 18.6%. In regions outside London, but still very much in commuter-belt
territory, Dartford in the South East has recorded an 18.5% jump, with Luton in the East of England up by 18.4%. Agents
report that all of these areas were the focus of considerable buy-to-let investor activity. Conversely, six out of ten
regions contain some towns which have seen falls in average asking prices, with the largest drops in Llandudno at 7.5%
and Darlington down 3.0%.
Shipside observes: “The country’s top price-rise hotspot is Croydon, where Londoners priced out of some other parts of
the capital have sensed a combination of convenience and value, aided by some serious regeneration. Dartford has
also been a very popular and affordable area for London buyers prepared to commute from the South East region and
also good for rental yields for investors. With 5% less property coming to market in Dartford in the last four weeks
compared to the same period in 2015, limited fresh supply is also a big factor. Luton has been a low-priced town for
some time with easy London access, and has now come into play in the past twelve months. Not all towns are seeing
these annual hikes; for example a typical first-time buyer home in Llandudno is down 7.5%, and Darlington is now 3%
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cheaper. The health of local economies have a big influence on demand and affordability, and consequently the amount
you can ask for a property.”
Regional highest and lowest increases in first-time buyer sector
Region
East Midlands
East of England
Greater London
North East
North West
South East
South West
Wales
West Midlands
Yorkshire and the Humber
Highest/Lowest
Place
Yearly %
change
Avg. asking price
May 2016
High
Northampton
8.1%
£146,132
Low
Nottingham
4.1%
£117,013
High
Luton
18.4%
£186,900
Low
Peterborough
5.4%
£143,660
High
Croydon
18.6%
£297,770
Low
West London
3.3%
£751,836
High
Newcastle
3.4%
£109,495
Low
Darlington
-3.0%
£92,639
High
Manchester
8.2%
£124,888
Low
Preston
-1.3%
£116,367
High
Dartford
18.5%
£244,310
Low
Portsmouth
7.1%
£182,404
High
Bristol
13.0%
£212,298
Low
Exeter
-0.8%
£178,675
High
Newport
3.3%
£106,326
Low
Llandudno
-7.5%
£145,703
High
Birmingham
7.9%
£136,429
Low
Hereford
-1.7%
£158,250
High
Halifax
8.7%
£108,046
Low
Huddersfield
-0.2%
£105,946
Agent’s View
Paul Milsom, area sales manager at Leaders estate agency comments: “The lack of properties for first-time buyers
has been a feature of the market for some time, long before the buy-to-let rush which preceded the stamp duty
changes in April, which has only exacerbated the shortage. We are seeing a severe shortage of one-bedroom
apartments in all areas which has pushed prices up and they are continuing to rise. Despite the increase in stamp
duty, investors are still keen to purchase one-bedroom flats because they make good long-term investments due to
their higher yields, potential for capital gains and consistently high demand from tenants. However, supply of twobedroom flats is currently good across the board and prices for these appear to have peaked, so first-time buyers
should look out for two-bedroom flats that have been on the market for a while, and those that need a little work, as
these offer a good opportunity to add value which could help them take their next step up the ladder when they come
to sell.”
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Monthly asking price trend
£320,000
£300,000
£280,000
£260,000
£240,000
£220,000
£200,000
% monthly change in average asking prices
3.5
3.0
3.0
2.9
2.5
2.0
1.3
1.5
0.9
1.0
0.5
0.6
0.5
0.1
0.0
-0.5
-1.0
-1.5
-0.1
-0.8
-1.3
-2.0
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-1.1
1.3
0.4
Average stock per agent
(including Under Offer/Sold STC)
70
62
63
65
65
63
63
62
60
59
53
53
54
57
57
50
40
30
20
10
0
Average 'time to sell' (no. of days) - National
90
79
80
70
68
65
65
65
66
66
60
50
40
30
20
10
0
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66
68
73
68
62
60
Regional trends
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London’s best performers: May 2016
Borough
Avg. price
May 2016
Avg. price
Apr 2016
Monthly
change
Avg. price
May 2015
Annual
change
Merton
£713,285
£671,176
6.3%
£583,108
22.3%
Haringey
£639,960
£604,138
5.9%
£601,526
6.4%
Kingston upon Thames
£659,122
£637,544
3.4%
£576,318
14.4%
Brent
£651,267
£631,089
3.2%
£568,761
14.5%
Lewisham
£482,336
£467,182
3.2%
£429,325
12.3%
London’s worst performers: May 2016
Borough
Avg. price
May 2016
Avg. price
Apr 2016
Monthly
change
Avg. price
May 2015
Annual
change
Greenwich
£460,532
£485,697
-5.2%
£405,329
13.6%
Lambeth
£630,350
£664,561
-5.1%
£604,076
4.3%
Barnet
£670,654
£702,956
-4.6%
£647,905
3.5%
Camden
£1,099,702
£1,150,149
-4.4%
£1,103,710
-0.4%
Southwark
£628,163
£657,370
-4.4%
£615,613
2.0%
Average 'time to sell' (days) - London
70
60
54
51
52
51
51
53
50
40
30
20
10
0
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51
52
55
58
47
47
43
London boroughs
Borough
Avg. price
May 2016
Avg. price
Apr 2016
Kensington and Chelsea
£2,287,938
£2,244,739
1.9%
£1,981,363
15.5%
City of Westminster
£1,871,358
£1,880,224
-0.5%
£1,919,918
-2.5%
Camden
£1,099,702
£1,150,149
-4.4%
£1,103,710
-0.4%
Hammersmith and Fulham
£1,020,421
£1,057,044
-3.5%
£996,675
2.4%
Richmond upon Thames
£927,944
£933,761
-0.6%
£815,144
13.8%
Wandsworth
£829,151
£852,058
-2.7%
£767,331
8.1%
Islington
£774,037
£790,552
-2.1%
£756,985
2.3%
Merton
£713,285
£671,176
6.3%
£583,108
22.3%
Barnet
£670,654
£702,956
-4.6%
£647,905
3.5%
Kingston upon Thames
£659,122
£637,544
3.4%
£576,318
14.4%
Brent
£651,267
£631,089
3.2%
£568,761
14.5%
Hackney
£641,775
£639,876
0.3%
£630,321
1.8%
Haringey
£639,960
£604,138
5.9%
£601,526
6.4%
Ealing
£635,757
£625,473
1.6%
£603,721
5.3%
Lambeth
£630,350
£664,561
-5.1%
£604,076
4.3%
Southwark
£628,163
£657,370
-4.4%
£615,613
2.0%
Tower Hamlets
£608,789
£600,705
1.3%
£620,868
-1.9%
Hounslow
£585,150
£583,015
0.4%
£518,478
12.9%
Harrow
£573,952
£570,481
0.6%
£515,216
11.4%
Bromley
£541,856
£541,610
0.0%
£490,080
10.6%
Hillingdon
£485,349
£490,183
-1.0%
£435,562
11.4%
Lewisham
£482,336
£467,182
3.2%
£429,325
12.3%
Waltham Forest
£476,363
£464,824
2.5%
£405,792
17.4%
Enfield
£476,284
£463,804
2.7%
£420,272
13.3%
Greenwich
£460,532
£485,697
-5.2%
£405,329
13.6%
Redbridge
£452,517
£449,125
0.8%
£403,993
12.0%
Sutton
£439,176
£439,576
-0.1%
£389,872
12.6%
Croydon
£419,856
£416,889
0.7%
£372,772
12.6%
Newham
£401,295
£401,197
0.0%
£340,171
18.0%
Havering
£385,906
£389,583
-0.9%
£335,007
15.2%
Bexley
£359,692
£356,208
1.0%
£317,698
13.2%
Barking and Dagenham
£297,114
£302,347
-1.7%
£250,977
18.4%
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Monthly
change
Avg. price
May 2015
Annual
change
Editors’ notes
1 Residential transactions in England in March 2016 compared to March 2015, Homes and Communities Agency
Housing Market Bulletin.
About the Index:
The Rightmove House Price Index methodology has been refined as of January 2015. The Index now uses new mapping
technology to define regions at a postcode rather than postcode district or area level, and the mix adjustment has been
updated to reflect the current proportion of stock by property type in each area, to provide even more accurate data.
All regional breakdowns are now reported in line with ONS regions. For the purpose of historical comparisons, the
historical figures have been restated based on the new methodology.
The Index can now include further breakdowns in the housing market to offer trends at three different sectors of the
market: first-time buyer, second-stepper and top of the ladder. Inner London prices have been excluded from this
categorisation as the normal housing ladder is not really applicable.
Advertising property for over 90% of all UK estate agents, Rightmove is in a unique position to identify any immediate
changes in the market. Rightmove’s House Price Index is compiled from the asking prices of properties coming onto the
market via over 13,000 estate agency branches listing on Rightmove.co.uk. Rather than being a survey of opinions as
with some other indices, it is produced from factual data of actual asking prices of properties currently on the market.
The sample includes up to 200,000 homes each month – representing circa 90% of the market, the largest and most upto-date monthly sample of any house price indicator in the UK. 95% of properties are sold via an agent, whilst only 75%
are purchased with a mortgage. The Index differs from other house price indicators in that it reflects asking prices when
properties first come onto the market, rather than those recorded by lenders during the mortgage application process
or final sales prices reported to the Land Registry. In essence, Rightmove’s Index measures prices at the very beginning
of the home buying and selling process while other indices measure prices at points later in the process. Having a large
sample size and being very up-to-date, the Rightmove Index has established itself as a reliable indicator of current and
future trends in the housing market.
Rightmove measured 122,066 asking prices – circa 90% of the UK market. The properties were put on sale by estate
agents from 10th April 2016 to 7th May 2016 and advertised on Rightmove.co.uk. This month 6,181 properties have
been excluded due to being anomalies.
Market sectors explained:
First-time buyer: This figure represents the typical property a first-time buyer would purchase, covering all two bed
properties and smaller that come to market (houses and flats).
Second-stepper: This figure represents the typical property of a person moving from their first home, covering all three
and four bed properties that come to market (houses and flats) excluding four bed detached houses.
Top of the ladder: This figure represents asking prices at the top end of the market, covering all five bed properties and
above (houses and flats), as well as four bed detached houses.
About Rightmove.co.uk:
Rightmove.co.uk is the UK’s leading property website, displaying details of homes for sale or rent to the largest online
audience. It is consistently ranked the number one property website in the UK (source: Experian Hitwise). It has around
90% of all properties for sale and at any time displays a stock of over one million properties to buy or rent, worth
around £270 billion. The Rightmove.co.uk site attracts over 90 million visits from home movers each month who view
in excess of one billion pages (Rightmove data, October 2014).
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